2460080
The proposed development will principally consist of the construction of 18no. residential dwellings (1,987.0sqm GFA) including 12no. three-bedroom duplex units (Block 3) with associated external circulation space (42.6sqm) all with associated private terraces or balconies and an associated communal open space (0.021ha) and 2no. housing blocks (Block 1 and Block 2) comprising 3no. two-bedroom houses and 3no. three-bedroom houses all with associated private gardens. A total of 19no. residential car parking spaces are proposed including 2no. accessible parking spaces, and 4no. EV charging spaces. A total of 49no. residential bicycle parking spaces are proposed comprising of 42no. spaces for residents and 7no. visitor spaces. The proposed development will also consist of the construction of a creche (244sqm GFA) with associated outdoor play area (85sqm) and informal open space (900sqm), 10no. car parking spaces including 1no. accessible parking space and 2no. EV charging spaces and 9no. bicycle parking spaces. The proposed development will also include internal roads and footpaths including a bus layby and the provision of 2no. new landscaped public open spaces (0.358ha total) including a river walk path along the eastern side of Mell Stream. The primary pedestrian / vehicular / cycle access to serve the proposed development is provided via the existing entrance from Slane Road on a newly constructed internal road delivered under planning permission Reg. Ref: 06510077 (as extended under Reg. Ref: 12510022, Reg. Ref: 1858 and Reg. Ref: 211431). The proposed creche will be served by a dedicated internal shared surface access route with a turning circle. Planning permission is also sought for all ancillary site and development works to facilitate the development, including 14no. external bin stores (21.2sqm total); external sheltered bicycle store (12.8sqm); public lighting; mechanical and electrical installations; retaining walls; Mell Stream realignment; boundary treatments; hard and and soft landscaping; SuDS; water, surface water drainage and foul drainage works; and all associated site strip and excavation works above and below ground. A NIS has been submitted with this application
Core Refusal Reason
Non-compliance with national apartment design standards regarding storage and life cycle reporting, alongside inadequate car parking provision for the duplex units.
Decision Maker's Conclusion
- The proposed development fails to meet the requirements of the Section 28 Guidelines for New Apartments regarding the provision of external storage for bulky items and the submission of a mandatory building life cycle report.
- The provision of only 8 car parking spaces for 12 three-bedroom duplex units is considered inadequate for a location remote from the town centre and does not reflect anticipated parking demand.
- The application lacks critical technical and legal documentation, including vehicle autotracking analysis, clearly defined 'taking in charge' areas, and necessary OPW consent for the realignment of the Mell Stream.